215&217 E Adobe St · Fayetteville, AR 72703

$280,000

None bd · 2.0 ba · 1,750 sqft · MultiFamily public records · 18 Days on market

Built 1979 7,405 sqft lot Est $270k · at est.

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.4/30.0
• DSCR +6.5/10.0
• ARV discount +5.7/15.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investment opportunity in East Fayetteville! With vacancy rates at an all time low, here is your chance to buy in one of the strongest markets in the county. Units rent for $825/month per side on month-to-month leases. Don't miss out on this 2 bed, 1 bath, newly renovated duplex! Just minutes from Fayetteville square and many other major landmarks. New roof recently renovated.

Key facts

• Near shopping
• Near local parks
• Near dickson street

Tags

• FULLY FENCED BACKYARD
• COMFORTABLE OUTDOOR SPACE
• NEAR UNIVERSITY OF ARKANSAS
• NEAR DICKSON STREET
• NEAR LOCAL PARKS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive. Per door: $182/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (4.6% below list).
• Recommended offer: $267k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.5% in Fayetteville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#3 in AR, #871 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D+, crime D-.
• Fayetteville School District (urban): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fayetteville High School East (math 41% / reading 50%, grade D-, #24 of 292 statewide, top 9%, 2,685 students, 27% FRL).
• Market conditions: Rents rising (+2.0%/yr); 309 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• At $2,672/mo this rent would consume 53% of the median local household income ($61k/yr) (locally 2372% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,200 (4.6% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $269,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 & 221 E Adobe St	0.02mi	4/2.0	1,755 (+0%)	24mo	$270,000	$154	79

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-24,948
• Equity at exit: $41,749

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,841
• Equity at exit: $24,209

Cash invested: $78,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72703

• Rents YoY: 2.0%
• Active inventory: 309
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $2,672 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $363

Break-even live

Break-even rent $2,212

Max offer price $280,000

Occupancy floor 81%

Sensitivity live

Price	-10% $522	-5% $442	+0% $363	+5% $284	+10% $205
Rent	-10% $152	-5% $258	+0% $363	+5% $469	+10% $574
Rate	-1.0pp $504	-0.5pp $434	base $363	+0.5pp $291	+1.0pp $217

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$2,672
Total (2 units)			$2,672

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2632 N Barcelona Ave Fayetteville, AR	3.0	2.0	1349	$1,950	$1.45	24d	1	0.12mi
159 E Madrid St Fayetteville, AR	3.0	2.0	1464	$1,650	$1.13	14d	1	0.15mi
303 E Appleby Rd Fayetteville, AR	2.0	2.5	1290	$1,395	$1.08	24d	1	0.28mi
Bob Younkin Dr Fayetteville, AR	1.0–2.0	1.5–2.5	1086	$1,695	$1.56	14d	5	0.30mi
88 E Cydnee St Fayetteville, AR	2.0	2.0	1540	$1,650	$1.07	44d	1	0.41mi
3028 N Malinda Dr Unit 1221936P Fayetteville, AR	3.0	2.0	1248	$4,987	$4.00	14d	1	0.45mi
2027 N Juneway Ter Fayetteville, AR	3.0	1.5	1322	$1,800	$1.36	14d	1	0.95mi
2854 N Loxley Ave Fayetteville, AR	3.0	2.0	1680	$2,095	$1.25	44d	1	0.99mi
1780 N Walnut Ave Unit 1363339P Fayetteville, AR	2.0	2.5	1431	$5,235	$3.66	14d	1	1.03mi
1366 E Masonic Dr Fayetteville, AR	2.0	2.5	1280	$1,775	$1.39	44d	1	1.18mi
150 E Dunbar Ln Fayetteville, AR	1.0–3.0	1.0–2.0	1202	$1,954	$1.62	13d	37	1.19mi
1882 N Scull Creek Dr Fayetteville, AR	2.0	2.5	1450	$1,395	$0.96	44d	1	1.23mi
1655 N Broadview Dr Fayetteville, AR	2.0	1.5	1504	$2,500	$1.66	21d	1	1.25mi
1588 N Desoto Pl Unit 1221851P Fayetteville, AR	3.0	2.5	2185	$7,936	$3.63	14d	1	1.29mi
1773 N Chestnut Ave Fayetteville, AR	3.0	2.0	1450	$1,395	$0.96	44d	1	1.30mi
594 W Moan Pl Fayetteville, AR	3.0	2.5	1400	$2,500	$1.79	24d	1	1.33mi
313 E Noble Ln Unit 1221817P Fayetteville, AR	3.0	2.5	2012	$4,851	$2.41	14d	1	1.44mi
299 E Noble Ln Unit 1221799P Fayetteville, AR	2.0	2.5	1431	$7,937	$5.55	14d	1	1.45mi
1508 N Gregg Ave Unit 1508 Fayetteville, AR	3.0	3.5	1868	$2,400	$1.28	44d	1	1.48mi
1523 N Dawn Dr Fayetteville, AR	3.0	2.5	1472	$1,500	$1.02	14d	1	1.49mi

Listing history 14 events

1. 2026-03-27
   soldstatus $275,000
2. 2026-03-04
   status Pending
3. 2026-02-13
   listed $280,000 Active
4. 2021-07-06
   soldstatus $178,000
5. 2021-01-28
   soldstatus 379-char remark

   Show marketing remark (379 chars)

   Investment opportunity in East Fayetteville! With vacancy rates at an all time low, here is your chance to buy in one of the strongest markets in the county. Units rent for $825/month per side on month-to-month leases. Don't miss out on this 2 bed, 1 bath, newly renovated duplex! Just minutes from Fayetteville square and many other major landmarks. New roof recently renovated.

6. 2020-02-28
   listed $200,000 379-char remark

   Show marketing remark (379 chars)

   Investment opportunity in East Fayetteville! With vacancy rates at an all time low, here is your chance to buy in one of the strongest markets in the county. Units rent for $825/month per side on month-to-month leases. Don't miss out on this 2 bed, 1 bath, newly renovated duplex! Just minutes from Fayetteville square and many other major landmarks. New roof recently renovated.

7. 2019-05-30
   soldstatus 17-char remark

   Show marketing remark (17 chars)

   Sold Before Print

8. 2019-05-30
   soldstatus $145,000

   Show marketing remark (17 chars)

   Sold Before Print

9. 2019-02-19
   listed $145,000 17-char remark

   Show marketing remark (17 chars)

   Sold Before Print

10. 2013-08-20
    soldstatus $82,000
11. 2013-08-16
    soldstatus
12. 2013-03-15
    listed $83,900
13. 1991-03-06
    soldstatus $250,000
14. 1986-12-19
    soldstatus $53,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $1,952 · $163/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,064
• − Mortgage interest: −$15,684
• − Property taxes: −$1,952
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,565
• − Management: −$2,565
• − Depreciation: −$8,145
• Taxable loss: −$248
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $4,418/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fayetteville School District
• NCES district ID: 0506120
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $39,595
• Composite: 41.39/100
• National rank: #3477
• State rank: #19 of 238 in AR

Livability — Fayetteville

• Score: 83/100
• State rank: #3
• US rank: #871

Category grades

Amenities A+ Commute A+ Cost of living A Crime D- Employment D+ Housing A- Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, AR
• County: Washington County · 252,056 people
• City population: 118,228
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 35,896
• Household income: $60,568
• Rent vs Own: 62.0% rent · 38.0% own
• Severe rent burden: 2372.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 12% Hispanic / Latino 7% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -269.77%
• Current HPI: 317.7085
• Rent YoY: ▲ 2.01%
• Metro: Fayetteville-Springdale-Rogers, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+418.9% since first listed

14 events — show timeline

• 2026-03-27 Sold (Public Records) $275,000 Public Records
• 2026-03-04 Pending — SOMO
• 2026-02-13 Listed $280,000 SOMO
• 2021-07-06 Sold (Public Records) $178,000 Public Records
• 2021-01-28 Sold (MLS) — NWARMLS
• 2020-02-28 Listed $200,000 NWARMLS
• 2019-05-30 Sold (Public Records) $145,000 Public Records
• 2019-05-30 Sold (MLS) — NWARMLS
• 2019-02-19 Listed $145,000 NWARMLS
• 2013-08-20 Sold (Public Records) $82,000 Public Records
• 2013-08-16 Sold (MLS) — NWARMLS
• 2013-03-15 Listed $83,900 NWARMLS
• 1991-03-06 Sold (Public Records) $250,000 Public Records
• 1986-12-19 Sold (Public Records) $53,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,952 · +8.2% YoY. Source: county tax records.